My wife and I are buying a 2 bedroom apartment in Tooting with a mortgage. We like our Tooting solicitor, however the mortgage company says he's not on their "panel". It appears that we have no option but to use one of the bank panel conveyancing practices or retain our Tooting property lawyer and pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Tooting conveyancing solicitor to apply to be on the conveyancing panel.
If you had a top tip for choosing a conveyancing solicitor in Tooting what would it be?
It would be unwise to be tempted by the lowest Tooting conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I am assisting my aunt sell her flat in Tooting. Does the conveyancer order an energy performance certificate or do I organise this?
Following the abolition of Home Information Packs, energy performance certificates was retained a compulsory part of moving house. An EPC must be to hand before the property is put on the market. It is not something that lawyers ordinarily organise. If you are instructing a Tooting conveyancing lawyer they might be willing to arrange energy assessments given their relationships with reputable local accredited person
We are getting a further advance on our home loan from Santander as we intend to conduct alterations to our house in Tooting. Do we need to appoint a bricks and mortar Tooting solicitor on the Santander conveyancing panel to deal with the legals?
Santander do not ordinarily instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander list.
I am buying a new build flat in Tooting. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Tooting
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Given that I am about to part with £400,000 on 3 bedroom house in Tooting I would like to have a conversation with the lawyer about myhome move prior to instructing the firm. Can this be arranged?
Absolutely - we would be pleased to talk to you we do not take any clients on without you first talking to the solicitor who will be conducting your property ownership legalities in Tooting.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Tooting should be the figure that you end up paying.
My father has recommend that I appoint his lawyers for conveyancing in Tooting. Should I use them?
Much as we are happy to recommend a Tooting conveyancing lawyer the best way to select a conveyancing practitioner is to have recommendations from friends or relatives who have actually previously instructed the solicitor that you are are thinking of instructing.
My fiance and I may need to rent out our Tooting ground floor flat for a while due to a career opportunity. We instructed a Tooting conveyancing firm in 2002 but they have since shut and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?
Even though your last Tooting conveyancing solicitor is no longer available you can review your lease to check if you are permitted to let out the property. The accepted inference is that if the lease is non-specific, subletting is allowed. There may be a precondition that you are obliged to seek permission from your landlord or other appropriate person prior to subletting. The net result is you not allowed to sublet in the absence of first obtaining permission. The consent should not be unreasonably withheld. If the lease does not allow you to sublet you should ask your landlord for their consent.
I am the proprietor of a second floor flat in Tooting. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium due for a lease extension?
Most certainly. We can put you in touch with a Tooting conveyancing firm who can help.
An example of a Lease Extension decision for a Tooting premises is 14 Nutwell Street in January 2014. The premium payable for the acquisition of a new lease of the subject premises was in the sum of £30,523 This case was in relation to 1 flat. The unexpired lease term was 62.94 years.